We were about to instruct a conveyancing solicitor in Treharris listed using your search tool but stumbled across some other quotes on the internet seem cheaper – how come?
There are numerous websites promoting self styled cheap conveyancing, yet more often than not extrafees result in the final bill being escalated. According to the Legal Ombudsman charges listed in terms of business should be transparent and reasonable invoiced The solicitors that we put forward for conveyancing in Treharris clearly state all legal fees for a residential conveyancing matter.
We are getting a further advance on our mortgage from Virgin Money as we intend to carry out improvements to our home in Treharris. Do we need to appoint a high street Treharris solicitor on the Virgin Money conveyancing panel to handle the paperwork?
Virgin Money do not ordinarily appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
We have agreed to purchase a house in Treharris. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender RBS be concerned?
As you are obtaining a mortgage with RBS your lawyer must follow the formal requirements contained in Part two of UK Finance Lenders’ Handbook for RBS. The Council of Mortgage Lenders’ Handbook stipulates minimum provisions for solar panel roof-space leases, and solicitors are required to report to RBS where a lease fails to meet these specifications. The provisions relate to the installation of panels on properties nationwide and is not restricted to Treharris.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Treharris conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
It has been 2 months following my purchase conveyancing in Treharris completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £305k and identified one close by in Treharris I like with amenity areas and transport links in the vicinity, however it's only got 51 years on the lease. I can't really find anything else in Treharris in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the shortness of the lease will be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I have been recommended by three or four local selling agents in Treharris to select a property lawyer using your seach tool. What’s the financial incentive for Estate Agents to offer your services over and above a competitor’s?
We refuse to make any referral fee for directing people to this site. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not receiving any benefit too?’ So we decided to step away from that.
Can you provide any advice for leasehold conveyancing in Treharris with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Treharris can be reduced where you instruct lawyers the minute you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ lawyers. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Most leases in Treharris state that internal structural changes or laying down wooden flooring calls for a licence from the Landlord acquiescing to such alterations. If you fail to have the consents to hand you should not communicate with the landlord without contacting your lawyer in the first instance. You believe that you know the number of years left on your lease but it would be advisable double-check by asking your solicitors. A purchaser's lawyer will not be happy to advise their client to where the lease term is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your home on the market for sale. If there is a history of conflict with your freeholder or managing agents it is very important that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unresolved. You will have to accept that you will have to discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing.
Leasehold Conveyancing in Treharris - Examples of Queries before Purchasing
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You should be aware if it is no more than 80 years it will impact the marketability of the property. It is worth checking with your lender that they are willing to lend given the lease term. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of what this will be. For most Treharrislease extensions you would be required to have owned the premises for two years in order to be eligible to extend the lease. Are any of leasehold owners in dispute over their service charge liability? On the whole the outlay for major works are not included within service charges, although some managing agents in Treharris require leaseholders to pay into a reserve fund created for the specific intention of building a fund for major works.